Buying property in Lot-et-Garonne in 2025 – everything you need to know

Located in the quiet heart of rural south-west France, Lot-et-Garonne offers a lifestyle rich in natural beauty, historic charm and everyday affordability. Whether you’re searching for a permanent residence, a holiday escape or a renovation project, buying property in Lot-et-Garonne provides plenty of choice for overseas buyers.

Lot-et-Garonne suits those looking to enjoy the peace of the countryside while being close to vibrant markets, world-class food and some of France’s most scenic walking and cycling routes. It’s an especially attractive option for retirees and those seeking a more relaxed pace of life.

Your Overseas Home has helped thousands of international buyers navigate their journey into French property ownership. Here’s everything you need to know if you’re thinking about buying in Lot-et-Garonne.

Thinking of making your move a reality? Our houses for sale in France portal features a wide range of properties, including charming homes right here in Lot-et-Garonne. From renovation-ready farmhouses to move-in-ready countryside retreats, it’s the perfect place to start your search and find inspiration tailored to your budget and lifestyle.

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Why you should be buying property in Lot-et-Garonne

Lot-et-Garonne is a rural department known for quiet villages, colourful markets and a scenic patchwork of vineyards, fields and waterways. With a population of around 330,000 across towns, hamlets and farmland, it’s ideal for those who value space, authenticity and affordability.

This part of Nouvelle-Aquitaine borders Dordogne, Tarn-et-Garonne and Landes, and benefits from a warm, temperate climate with long summers and mild winters. The area’s charm lies in its natural surroundings: vineyards, sunflower fields, wooded hills and winding rivers like the Lot and Garonne that give the region its name.

Quality of life takes priority here. You’ll find less traffic, less noise and fewer tourists than in better-known regions like Provence or the Côte d’Azur. Residents enjoy markets selling fresh produce, local wines and artisan goods in weekly fairs. There’s also an active cultural calendar of village festivals, summer concerts and food fairs.

The department features several Plus Beaux Villages de France, including Monflanquin and Vianne. These are medieval towns known for their traditional arcades, half-timbered houses and cobbled streets. If you’re seeking French charm with fewer crowds and stronger value for money, Lot-et-Garonne is a smart alternative to more saturated regions.

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Where to buy property in Lot-et-Garonne

For buyers who want a lively hub with good transport links, Agen is the natural starting point. As the department’s capital, it has a TGV station connecting to Bordeaux and Paris, plus a wide range of shops, restaurants and services. Apartments and townhouses here are popular with those seeking convenience and rental potential, while the surrounding suburbs offer detached homes with gardens at accessible prices.

Heading north, Villeneuve-sur-Lot provides a mix of history and practicality. Its riverside setting, arcaded squares and weekly markets make it a charming base for year-round living. Prices are generally lower than in Dordogne, meaning buyers can secure spacious houses or stone properties with land for far less than in neighbouring regions.

To the west, Marmande has built a reputation around its tomatoes and wine production, but it also offers affordable housing and a welcoming community. The area is dotted with farmhouses and village homes, many suitable for renovation or conversion into gîtes. Buyers here are often looking for space, value and a quieter pace of life with easy access to vineyards and countryside.

For pure French charm, Nérac and its surroundings are among the most picturesque parts of Lot-et-Garonne. Once the seat of Henry of Navarre, the town combines half-timbered houses, riverside views and a vibrant cultural calendar. It’s a favourite with lifestyle buyers and retirees who want character, history and community in one place.

Those looking for postcard-worthy villages are drawn to Monflanquin, Pujols and Vianne, each listed among the “Plus Beaux Villages de France”. Here you’ll find cobbled streets, medieval squares and traditional houses, many of which come with gardens or panoramic views. Properties range from compact cottages to larger period homes, making them ideal for second-home owners or buyers planning holiday lets.

Whether you want a practical base in Agen, a riverside town steeped in history or a quiet stone cottage in a medieval village, Lot-et-Garonne delivers variety and affordability – all within a relaxed and unspoilt corner of southwest France.

Property types and prices

Lot-et-Garonne’s property market offers excellent value, particularly when compared to other regions in south-west France. Whether you’re looking for a lock-up-and-leave apartment, a family home or a character farmhouse, there’s a wide range of options.

Most homes in the area are primary residences, with around 6% designated as second or holiday homes. Apartments make up less than 20% of the stock and are most often found in urban centres like Agen, the department’s historic capital, or in Villeneuve-sur-Lot, Marmande and Tonneins.

For €100,000–€150,000, you can buy a detached stone house with a garden in one of the quieter communes. Renovation projects frequently come to market from €50,000–€80,000, offering a chance to revive older properties with good structure but outdated interiors. For around €200,000, it’s possible to find a charming renovated country house or a village home with modern updates.

Higher budgets open up possibilities such as maison de maître residences, old monasteries and larger farmhouses, usually set on expansive plots with space for outbuildings or even gîte conversions.

Compared with neighbouring Dordogne, buyers in Lot-et-Garonne often get more space, land and privacy for the same budget. This makes the area especially appealing for lifestyle buyers or those looking to create an income-generating property.

Buying process in Lot-et-Garonne

As with anywhere in France, buying property in Lot-et-Garonne follows a legally secure process. Here’s what to expect:

1. Define your needs: Set a clear brief including your property type, location preferences, maximum budget and must-have features such as land, outbuildings or proximity to shops.
2. Search and shortlist: Use our French property portal, register with trusted estate agents and speak to a bilingual property consultant to find suitable homes.
3. View property: Join a viewing trip or plan independent visits. More and more estate agents offer virtual property viewings, if you want to get a taster of a home before travelling out to see it in person. For that all-important in-person visit, make sure you read our free Viewing Trip Guide to learn what to look out for.
4. Currency planning: Exchange rates fluctuate. Get advice from a currency specialist and consider using a forward contract to lock in your rate for peace of mind. Book a call with Smart Currency Exchange to learn about your options.
5. Make your offer: A verbal agreement is followed by signing a preliminary contract – usually a compromis de vente or promesse de vente – and paying a deposit of 5–10%.
6. Legal process: The notaire manages paperwork, property checks and liaises with both the buyer and seller. Completion follows when the acte de vente is signed, normally 2–3 months later.

Always work with an independent legal adviser and ensure your documents (IDs, proof of funds, etc.) are ready in advance. This helps avoid delays and keeps your sale process stress-free.

Ownership costs and local taxes

Alongside the purchase price, expect to pay additional fees of around 7–8% for older properties. This includes notaire fees, transfer taxes and registration charges. For newly built homes, costs are slightly lower at 2–3%.

Here is a breakdown of common ownership expenses:

• Notaire fees: Approximately 7–8% of the purchase price for existing properties.
• Property taxes: These include taxe foncière and taxe d’habitation (if applicable). A typical owner in rural Lot-et-Garonne might pay around €800–€1,200 annually for a mid-sized home.
• Utility bills: Costs for electricity, water and waste collection vary but remain lower than in urban France.
• Property maintenance: Factor in costs for roofing, heating systems and exterior upkeep, especially for older homes.

If you plan to rent out the property or run it as a holiday let, speak with a local accountant. They can advise on revenue declaration options such as the micro-BIC scheme, which offers simplified reporting for furnished rentals.

Next steps for buying property in Lot-et-Garonne

Lot-et-Garonne offers international buyers a relaxed, affordable and picturesque lifestyle in the heart of rural France. Whether you desire rustic simplicity or a fully modernised home, there is something here for every budget and vision.

To start your property search confidently, book a free session with one of our property consultants for tailored advice.

Your Overseas Home is here to help you plan, research and buy wisely – with expert support available every step of the way. From securing funding and translating paperwork to understanding tax, we’ll ensure your move to France is smooth, enjoyable and financially sound.

If you’re weighing up where to buy property in France, our region-by-region guide to buying in 2025 will help you explore your options across the country. And when you’re ready to take the next step, our expert article on how to buy property in France will walk you through the process with practical tips and professional insight.

Frequently asked questions